Model valuation£417,0008 Busby Close
Local market context
16 Christmas Lane, High Halstow, Rochester, ME3 8SN
Notable views3 planning records
Estimated value
£729,000
- Since the 2020 sale (£600,000)+22%
- Against ME3 8SN's recent median (£610,000)+20%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
166 m²
1787 sq ft
Energy rating
F
Score 37
Council tax
Band F
Tenure
Owner Occupied
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£729,000
- Against its 2020 sale (£600,000)+22%
- Against ME3 8SN's recent median (£610,000)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Christmas Lane is modelled from its 166 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in ME3 8SN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
166 m² from the EPC lodged in July 2020
Sales of this home
2 sales recorded, the latest in 2020
Recent sales in ME3 8SN
5 sales, median £610,000 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Sale price has at least doubled since 2001.
Sales timeline
31 August 2020Most recent
£600,000
+140.0%over 19 years11 April 2001
£250,000
Median price across the last 5 sales in ME3 8SN: £610,000 (2026–2024).
Nearby sales in ME3 8SN
32a, Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Apr 2026
£955,00014 Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Feb 2026
£610,00023 Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Dec 2025
£615,000Willow Reach, Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Sept 2024
£515,00034 Christmas Lane, High Halstow, Rochester, ME3 8SN
Sold Apr 2024
£430,000
What this page doesn't show
1 potential issue has already been flagged for 16 Christmas Lane, High Halstow, Rochester, ME3 8SN. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 16 Christmas Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Christmas Lane is a four-bedroom detached house in High Halstow, Rochester, Rochester (ME3 8SN). It has a recorded floor area of 166 m² (around 1787 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (July 2020) shows an F (score 37), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 79), a 3-band jump. Other recorded features include notable views.
At 166 m² it's 21.2% larger than the typical home in the postcode (137 m² median across 25 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2001–2020, sale prices on this property compounded at 4.6% per year. Today's modelled estimate of £729,000 is 21.5% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£336/sq ft) was about 30.8% above the typical sold price in the postcode. Last sale on file: £600,000 in August 2020.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms4
- Bathrooms2
- Utility roomYes
- EnsuiteYes
- StudyYes
Outside
- Private gardenYes
- GarageDetached
- Notable viewsYes
Building
- Heating systemElectric
Before you decide
Everything you need to know about 16 Christmas Lane
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
16 Christmas Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jul 2020EPC Rating
A
B
C
D
E
F
F37
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
12.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 July 2030
Planning history
Applications and permits filed against 16 Christmas Lane, High Halstow, Rochester, ME3 8SN, sourced from the PlanIt planning register.
3 applications on record at 16 Christmas Lane, High Halstow, Rochester, ME3 8SN
3decisions1extensions24documents5nearby
- Oct 2020ExtensionFullOutcome in report
Extension: Part single, part two storey
Raising of main roof height; construction of a two storey side extension with first floor balcony; part two storey part first floor side extension incorporating existing garage with first floor balcony; Dormer windows to rear with balcony and installation of roof lights to front to provide additional living accommodation within roof space
- Documents
- 13 docs on file
- Reference
- MC/20/2034
- More recent applications — locked
- AmendmentNov 2021Decision
- ConditionsMar 2021Decision
Unlock 16 Christmas Lane, High Halstow, Rochester, ME3 8SN's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 5 notable nearby
- The 24 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Christmas Lane homes
Four headline reads against 24 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 16 Christmas Lane runs well behind the street norm.
Price per m²
£3,614
Street avg £3,069
Floor Area
166 m²
Street avg 146 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
12.0 t/year
Street avg 5.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Rochester district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
163/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Half Moon Way — bus stop.
Closest school
0.4 km
Leigh Academy High Halstow. 2 schools nearby.
Nearest schools
- Leigh Academy High HalstowPrimary365m
- Hoo St Werburgh Primary School and the MarlboroughPrimary2.9km
Nearest stops
- Half Moon WayBus stop37m
- Hill Farm CloseBus stop232m
- Harrison DriveBus stop296m
- Longfield AvenueBus stop456m
Most reported crime locally
- Violence & Sexual Offences877 reports45%
- Anti-social Behaviour398 reports20%
- Criminal Damage & Arson183 reports9%
- Other Theft116 reports6%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around ME3 8SN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.2dB
Night-time· 23:00 – 07:00
36.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
Mid 20th centuryDetached HouseEPC F
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 16 Christmas Lane is modelled from its 166 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in ME3 8SN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 16 Christmas Lane. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 16 Christmas Lane was lodged in July 2020 at band F and is valid until July 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 16 Christmas Lane. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 12 months, which places each incident at an approximate point. The 2 schools and 17 stops listed are measured in a straight line from ME3 8SN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Christmas Lane is in council tax band F. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 16 Christmas Lane, High Halstow, Rochester, ME3 8SN. Each answer is also embedded as structured data for search engines.
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